13. London Bridge London Bridge Area Vision

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1 Area Vision is: A globally significant central London business district which is home to international business headquarters; Internationally renowned for its prominent riverfront location providing cultural spaces and retail, including Borough Market; An area with a rich heritage preserved in historic monuments, buildings, yards, public spaces, vistas and cityscapes; One of the UK s busiest transport hubs, that has increased rail and river capacity and improved walking and cycling provision and the quality of the public realm Development in should: Attract global commerce and build on its reputation for arts and crafts, food and trade; Support the creation of a distinctive world class environment through a mix of innovative new architecture, restored heritage and quality public realm that provides greenery and connectivity. Greenery should also be incorporated into buildings; Build on the fabric of local alleyways and yards to create quiet, green routes with clean air; Strengthen the cultural offer of the area and diversify activities and shops; Make sure the new standard of Station is upheld; Enhance local accessibility including walking, cycling, tube, bus and boat routes; Contribute towards the development of the Low Line, a new public realm corridor adjacent to historic railway arches, with lively accessible spaces for creativity, new jobs and retail; Harness the expertise and infrastructure from Kings College London, Guy s Hospital and other medical and science facilities to develop a strong, dynamic and specialised local economy that will attract new specialised services and research; Enhance the visitor and cultural activities along the Thames riverfront, and encourage use of riverboat services in a safe and sustainable way; Support the development of a new high street on St Thomas Street Growth opportunities in : is part of central London and has the potential to provide new offices, shops, leisure, culture, science and medical facilities. will also contribute towards meeting the borough s housing needs. 186 New Southwark Plan Preferred Option

2 13.2. Area Vision Map Tower Bridge NSP52 The City NSP54 NSP53 Bermondsey Tooley Street Borough Market station City Pier Potter s Fields Park Thames Path St John s Church Park Low Line Bermondsey Street St Thomas Street Snowsfiields Borough High Street Guy s Hospital and King s College London NSP51 Proposed site allocations Shopping frontages Conservation areas Existing open spaces Railway lines Green links Existing cycle network Planned cycle network A roads and bus routes Bankside and the Borough 187 New Southwark Plan Preferred Option

3 13.3. Sites The key development opportunity sites in are: NSP51: Health Cluster NSP52: Land between Melior Street, St Thomas Street, Weston Street and Fenning Street NSP53: Land between St Thomas Street, Fenning Street, Melior Place, Snowsfields and Bermondsey Street NSP54: Colechurch House, Walk 188 New Southwark Plan Preferred Option

4 NSP51: Health Cluster Description of site This site includes a cluster of buildings, including and ancillary to Guys Hospital and King s College London. The site is bounded by Station to the north, Western Street to the east, Newcomen Street to the south and Borough Street to the west. Site area 80,028 m 2 Existing N/A 189 New Southwark Plan Preferred Option

5 Site vision diagram Site boundary Opportunity for public open space Opportunity for active frontages Improved connectivity for pedestrians and cyclists Crown copyright and database rights 2016 Ordnance Survey (0) Site vision Redevelopment of the site must: Provide health, research and education facilities or otherwise support the functioning of Health Cluster; Improve pedestrian movement and permeability through the site. Redevelopment of the site may: Provide for the needs of visitors, pedestrians and the surrounding workforce through the provision of ancillary, including town centre such as retail, cafes and bars. 190 New Southwark Plan Preferred Option

6 PTAL and Density Area 6b Central Activities Zone Indicative development capacity N/A Required Health, research and education facilities or that would otherwise support the functioning of Health Cluster. Other acceptable Town centre (A1, A2, A3, A4) Design and accessibility guidance Comprehensive mixed-use redevelopment within the site could include taller buildings subject to consideration of impacts on existing character, heritage and detailed townscape analysis. The scale of any new buildings should step down towards the site boundaries. The site partially falls within the borough view of St Paul s from Nunhead Cemetery viewing corridor, Parliament Hill Summit to St Paul s Cathedral background viewing corridor, and Kenwood Viewing Gazebo to St Paul s Cathedral background viewing corridor. The site contains the Grade II* listed Guys Hospital main building, including wings and chapel, and affects the settings of numerous listed Buildings on Borough High Street and St Thomas Street, including the Grade I listed The George Inn. Redevelopment of the site may affect the setting of Grade I listed Southwark Cathedral and the important unlisted building The Shard. The site lies within the Borough, Bermondsey and Rivers archaeological priority zone and partially within Borough High Street conservation area. The site contains nationally significant archaeological remains, including the scheduled monument of the Roman boat at New Guy s House, as well as some of the most important archaeological sites in Southwark relating to the Roman settlement, medieval and post-medieval occupation of the area. 191 New Southwark Plan Preferred Option

7 NSP52: Land between Melior Street, St Thomas Street, Weston Street and Fenning Street Description of site The site is currently occupied by Capital House, a Kings College university building, and an office building which ho the UK Border Agency. The remaining part of the site is occupied by car parking. The site is located opposite train station and a Grade II listed railway viaduct is immediately to the north of the site. Site area 3,814 m 2 Existing University building (D1) 5,261 m 2 Car parking Office (B1) 3,652 m New Southwark Plan Preferred Option

8 Site vision diagram Site boundary Opportunity for public open space Opportunity for active frontages Improved connectivity for pedestrians and cyclists Crown copyright and database rights 2016 Ordnance Survey (0) Site vision Redevelopment of the site must: Contribute towards the thriving employment cluster in by providing at least the amount of employment floorspace currently on the site or at least 50% of the development as employment floorspace, whichever is greater; Enhance St Thomas Street by providing high quality public realm and active frontages including restaurants, shops or bars at ground floor. Redevelopment of the site may: Provide new homes; Provide new visitor accommodation. The site is subject to the following extant permission: 14/AP/ New Southwark Plan Preferred Option

9 PTAL and Density Area 6b Central Activities Zone Indicative development capacity Residential (C3) 145 homes Employment (A1, A2, A3, A4, B1, D1, D2) 9,078 m 2 Required Employment (A1, A2, A3, A4, B1, D1, D2) to existing level of provision or at least 50% of the development (whichever is greater) Town centre (A1, A2, A3, A4, D1, D2) at ground floor fronting St Thomas Street Other acceptable Residential (C3) Hotel (C1) Design and accessibility guidance Comprehensive mixed-use redevelopment of the site could include taller buildings subject to consideration of impacts on existing character, heritage and detailed townscape analysis. Taller buildings should be towards the west of the site and should not detract from the primacy of The Shard. The site falls within both the Parliament Hill Summit to St Paul s Cathedral, and the Kenwood Viewing Gazebo to St Paul s Cathedral background viewing corridors. Any redevelopment should contribute towards an active, new high street between Borough High Street and Bermondsey Street. Any redevelopment should provide public realm enhancements, to offer spaces for meeting, and informal recreation, to allow visitors to explore and enjoy the area. Proposals for the site should be sensitive to the surrounding context, and should sustain and enhance the setting of the Grade II listed Railway Arches and the Bermondsey Street conservation area to the east. The site lies within the Borough, Bermondsey and Rivers archaeological priority zone. Very significant archaeological remains are known within the immediate area. Archaeological investigations have taken place on this site and should be reflected. 194 New Southwark Plan Preferred Option

10 NSP53: Land between St Thomas Street, Fenning Street, Melior Place, Snowsfields and Bermondsey Street Description of site The site is bounded by St Thomas Street to the north, Snowfields to the south, Melior Place and Fenning street to the west, and Bermondsey Street to the east. The site is occupied by a vacant warehouse building, the Leather Warehouse, a carpark area, a temporary construction office and a low-rise industrial building at 1-7 Fenning Street. Buildings in the locality of the site vary in scale, design and use. To the north and west there are modern offices including The Shard, City Hall, More London and Station. To the south and east there are many are smaller offices and a wide variety of town centre such as galleries, museums, restaurants and bars. To the west is Health Cluster. To the south of the site the character of the area becomes more residential. Site area 7,659 m 2 Existing Office (temporary) (B1) 2,691 m 2 Office (B1) 2,534 m 2 Restaurant / café (A3) 438 m 2 Warehouse (vacant) 1,117 m New Southwark Plan Preferred Option

11 Site vision diagram Site boundary Opportunity for public open space Opportunity for active frontages Improved connectivity for pedestrians and cyclists Crown copyright and database rights 2016 Ordnance Survey (0) Site vision Redevelopment of the site must: Contribute towards the thriving employment cluster in by providing at least the amount of employment floorspace currently on the site or at least 50% of the development as employment floorspace, whichever is greater; Provide a new north-south green link from Melior Place to St Thomas Street; Enhance St Thomas Street by providing high quality public realm and active frontages including restaurants, shops or bars at ground floor; Provide new public open space. Redevelopment of the site may: Provide new homes; Provide new visitor accommodation. 196 New Southwark Plan Preferred Option

12 PTAL and Density Area 6b Central Activities Zone Indicative development capacity Employment (A1, A2, A3, A4, B1, D1, D2) 18,765 m 2 Residential (C3) 254 homes Open Space 1,149 m 2 Required Employment (A1, A2, A3, A4, B1, D1, D2) to existing level of provision or at least 50% of the development (whichever is greater) Town centre (A1, A2, A3, A4, D1, D2) at ground floor fronting St Thomas Street Open Space at least 15% of development site area Other acceptable Residential (C3) Hotel (C1) Design and accessibility guidance Comprehensive mixed-use redevelopment of the site could include taller buildings subject to consideration of impacts on existing character, heritage and detailed townscape analysis. Taller buildings should be towards the west of the site and should not detract from the primacy of The Shard. The site falls within both the Parliament Hill Summit to St Paul s Cathedral, and the Kenwood Viewing Gazebo to St Paul s Cathedral background viewing corridors. Any redevelopment should contribute towards an active, new high street between Borough High Street and Bermondsey Street. Any redevelopment should provide new public open space, to offer spaces for meeting, and informal recreation, to allow visitors to explore and enjoy the area. The site is within the setting of the Grade II listed Railway Arches. The site is partially within the Bermondsey Street conservation area and includes an important unlisted building, The Leather Warehouse. The site is also within the setting of the important unlisted Horseshoe Pub. Redevelopment should enhance the setting of these buildings. The site lies within the Borough, Bermondsey and Rivers archaeological priority zone. Very significant archaeological remains are known within the immediate area. Archaeological investigations have taken place on this site and should be reflected. 197 New Southwark Plan Preferred Option

13 NSP54: Colechurch House, Walk Description of site The site is bounded by Tooley Street to the north and east, Duke Hill Road to the south, and to the west. This site is currently occupied by Colechurch House, a six storey mid 20th century building and features a concourse parade of retail at ground floor level which links via a footbridge over Tooley Street into Station. The buildings surrounding the site are a variety of ages, varying foot print size and number of storeys. The area provides for a wide variety of, including: hospitals; retail; restaurants; tourism and cultural; education; visitor accommodation; small business; and large office. Site area 14,011 m 2 Existing Town centre (A1, A2, A3, A4, B1, B2,) 12,674 m New Southwark Plan Preferred Option

14 Site vision diagram Site boundary Opportunity for public open space Opportunity for active frontages Improved connectivity for pedestrians and cyclists Crown copyright and database rights 2016 Ordnance Survey (0) Site vision Redevelopment of the site must: Contribute towards the thriving employment cluster in by providing an uplift in office floorspace; Contribute to a vibrant pedestrian area with town centre which create an active street frontage; Provide a high quality pedestrian environment which links to and the Thames Path; Provide ground floor active frontages on Duke Hill Street, including shops, restaurants and bars. 199 New Southwark Plan Preferred Option

15 PTAL and Density Area 6b Central Activities Zone Indicative development capacity Employment (A1, A2, A3, A4, B1, D1, D2) 21,068 m 2 Required Office (B1) Town centre (A1, A2, A3, A4, D1, D2) at ground floor Other acceptable None Design and accessibility guidance Comprehensive mixed-use redevelopment of the site could include taller buildings subject to consideration of impacts on existing character, heritage and detailed townscape analysis. Taller buildings should not detract from the primacy of The Shard. Redevelopment must be sensitive to the Thames Policy Area, where building heights should be lower in close the proximity to the River Thames. The site falls within both the Parliament Hill Summit to St Paul s Cathedral, and the Kenwood Viewing Gazebo to St Paul s Cathedral background viewing corridors. The site lies within the Borough, Bermondsey and Rivers archaeological priority zone and is on the edge of the Borough High Street and Tooley Street conservation areas. Very significant archaeological remains are known from the area, as the site is on the approach to the medieval Old and may retain elements of the bridgehead. The site has the potential to contain some of the most important archaeology of Southwark from a range of periods, including high status Roman occupation and riparian evidence. The site is within the settings of a number of Listed Buildings on Tooley Street, including Grade II* listed St Olaf House and Grade II listed Hospital. Redevelopment has the potential to affect the setting of Grade I listed Southwark Cathedral and the important unlisted building The Shard. 200 New Southwark Plan Preferred Option